“SB 4 is now embedded in SB 50,” McGuire, D-Healdsburg, said Thursday. “My bottom line has always been one-size-fits-all approaches simply don’t work.”

McGuire’s efforts won praise from some Marin government representatives, but critics of SB 50 aren’t satisfied.

“For Marin, McGuire did some excellent negotiation,” said Richard Hall of San Rafael. Hall added, however, “SB 50 is a double-edged sword; it expands Sacramento’s ability to override our city councils.

“Even after McGuire’s concessions were applied, SB 50 still means that around SMART stations such as Civic Center, new buildings can be five stories instead of four, the heights agreed to by local decision-makers,” Hall said. “It makes invalid assumptions that residents of new housing around SMART stations will actually use the train and that they will not need more than half a parking space per unit.”

Susan Kirsch of Mill Valley, founder of Livable California, said, “Senate Bill 50 is a dangerous bill, made more so with McGuire’s support.

“SB 50 benefits developers, global investment interests and large regional property management companies,” Kirsch said. “It will not solve the affordable housing problem, but it will create compounded problems with parking, schools, water supply, and local financial accountability and resiliency.”

To which McGuire responds, “Look, any time housing is discussed in California, it is going to be a controversial issue. Will there still be folks who are opposed? Absolutely.”

McGuire said he worked closely with the Marin County Council of Mayors and Councilmembers when negotiating the compromise with Wiener.

“We’ve always believed that if a housing bill ends up on the governor’s desk the governor will sign it,” McGuire said. “So we’re either at the table or on the menu because the strategy of no no longer works.”

Wiener’s SB 50 would allow developers to build taller and denser residential buildings than allowed under local zoning rules near transit hubs and in “job-rich” communities. It would permit residential buildings of at least four or five stories within half a mile of rail stations and ferry terminals.

But under the new merged bill counties with 600,000 or fewer residents would have a different set of guidelines. Cities with a population of 50,000 or more would be required to allow up to one extra story beyond what is permitted for buildings within a half-mile of transit stops.

“For example, downtown Novato has a three-story limit,” McGuire said. “Under SB 4 within a half mile of the SMART line it would change from three stories to four stories.”

Historic districts, coastal zones, high fire hazard zones and floodplains would be exempt.

The only cities in Marin with populations of 50,000 or more are San Rafael and Novato.

“We believe the job centers should see the housing,” McGuire said. “We know in Marin the job centers are San Rafael and Novato.”

The only real concession McGuire made is that under the new version of SB 50 fourplexes would be allowed on vacant land in any residentially zoned neighborhood in California. His SB 4 would have allowed only duplexes.

McGuire is quick to point out, however, that local zoning regulations will still apply. He said anyone wanting to build a fourplex will be subject to setback rules, floor-area-ratio requirements, height rules and parking requirements. And McGuire said no demolitions will be allowed to build a fourplex.

Marin Supervisor Judy Arnold, Tiburon Councilwoman Alice Fredericks, and Sausalito Councilwoman Joan Cox are serving as ad hoc representatives to advise the Metropolitan Transportation Commission on Marin’s response to various housing bills working their way through Sacramento.

In a letter to MTC, the groups recently wrote, “Here in Marin County, we applaud many of the provisions of the newly amended SB 50.”

Regarding the fourplex language, they wrote, “We appreciate the fact that all zoning ordinances continue to apply.” They also note their support for the exemptions for high fire hazard zones and historic districts. And they mention the fact that under the new version developers must build market rate and affordable units at the same time, rather than paying an “in lieu” fee.

McGuire said still more amendments are in the works for SB 50, which will increase the number of affordable units developers have to build along with market rate units. He said the state’s Department of Housing and Community Development has forecast that between 2015 and 2025 California is going to experience a 1.5 million-unit shortfall in moderate, low and very low-priced affordable housing.

Nevertheless, some housing advocates remain skeptical regarding SB 50. Shanti Singh, a spokeswoman for Tenants Together, said her organization is worried SB 50 will result in displacement of low-income communities and communities of color.

Marin County Supervisor Damon Connolly is Marin’s only representative on the MTC. Earlier this year, he voted in the minority against approving a comprehensive plan to address the Bay Area’s critical shortage of affordable housing, known as the CASA compact.

“We’ve been consistent in pushing back on proposals that seek to usurp local community decision-making over land use such as through the creation of a regional housing entity to collect and spend tax money, and that seek to advance a one size fits all approach to zoning,” Connolly wrote in an email. “Through that lens, I appreciate Sen. McGuire’s efforts to work on behalf of our communities to address these concerns.”

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